But I also sometimes think owning only 1 property in LA would be less stressful and a more reasonable mortgage payment would improve my quality of life.

Find a realtor that will submit the offers and lower your cost basis enough to where your returns get a bit of a bump. 

It’s also a much lower priced house than the couple I have now and I can afford to hold this and pay the mortgage with no occupancy. 

for some of us "regular folks", a tidbit of info here to lower the appetite if you are not in that class of investments:"Regulation D, Rule 506(c)" refers to a specific exemption under the U.S.

If it's not selling, you need to lower the price.

I'm looking to start off in areas with lower costs coming in, preferably under $100k single families but definitely under $200k. 

But I do appreciate r this sentiment as it does lower competition in the area :). 

I know that my COC my be lower, etc but my main concern since its my first property is being cash flow positive.  

The reality is many lower rate offers have a higher price or are $hit properties, but not all.If you are paying extra for owner financing make sure that the discount rate easily justifies the purchase price.  

.$85 sounds steep for QBO I thought it was lower maybe you need to get the accountant to send a discount promo?